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Inspector's Report ABP-301931-18

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Inspector's Report ABP-301931-18 Inspector’s Report ABP-301931-18 Development Demolition of former telephone exchange building and vaulted foundations 10 & 11 adjacent to the former Harcourt Railway Station buildings. Permission for a nine storey including two set back storeys (over basement) commercial development with 18,464 sq.m Gross Floor Area of Office Space, provision of a new pedestrian link from Harcourt Road through to the existing plaza west of One Park Place, providing for access through to Hatch Street Upper from Harcourt Road; Provision of two retail/restaurant/café units at ground floor to Harcourt Road and Adelaide Road with a GFA of 640sq.m including mezzanine level) and 154 sq.m (including mezzanine). Provision of a single storey basement level of 2,648 sq.m GFA which would link to the existing basement servicing One. Two and Three Park Place. Vehicular access via existing ramp to Hatch Street Upper and Two and Three Park ABP-301931-18 Inspector’s Report Page 1 of 31 Place. Provision of 48 no car parking spaces and 193 bicycle parking spaces at the proposed basement level with associated facilities. Public realm upgrades to Harcourt Road and all associated site works. The overall development consists of a total of 21,906 sq.m GFA. Location 0.3148 hectare site located at Harcourt Road and Adelaide Road, Dublin 2. The site includes the former Telephone Exchange and lands to the north (south of One, Two and Three Park Place). Planning Authority Dublin City Council South Planning Authority Reg. Ref. 2388/18 Applicant(s) Sunny Quarter DAC. Type of Application Permission. Planning Authority Decision Grant Permission Type of Appeal Third Party Appellant(s) Ronan Group Real Estate. Observer(s) Transport Infrastructure Ireland. Date of Site Inspection 5th October 2018 Inspector Bríd Maxwell ABP-301931-18 Inspector’s Report Page 2 of 31 1.0 Site Location and Description 1.1. The appeal relates to a site located on the northern side of Harcourt Road / Adelaide Road within the central business district and grand canal ring approximately 500m south of St Stephen’s Green and 100m south of Iveagh Gardens. The appeal site which has a stated area of 0.3148 hectares is occupied by a modern three storey industrial structure constructed for Dunlop tyres between 1969-71 and later converted to a telephone exchange for Eircom. The site incorporates two vaulted spaces to the rear of the former Harcourt Street Station which formerly supported the track bed extending from the south of the terminus. 1.2. Adjoining to the north of the site are the recent developments of One Park Place, Two Park Place, and Three Park Place which front onto Hatch Street Upper, while St James House adjoins to the east. To the west is the Harcourt Building which occupies a prominent corner position facing west onto Harcourt Street and South onto Adelaide Road. To the north west is the former platform building of the former Hatch Street Railway Station currently subject to conservation works with provision for offices at upper levels and retail and cafe uses to lower levels. The Luas Green Line runs along Harcourt Road along the frontage of the site. 1.3. The predominant land use in the immediate area is commercial / office with residential uses to the east on Adelaide Road. The Iveagh Gardens are located to the north of the site on Hatch Street Upper and the National Concert Hall is located a short distance to the north east. The immediate area Adelaide Road, Hatch Street and Harcourt Road is currently subject to significant change with a number of new office buildings currently under construction. 2.0 Proposed Development 2.1. The proposal as set out consists of a nine storey over basement office scheme to Harcourt Road with the creation of a new pedestrian link from Hatch Street Upper to Adelaide Road. The proposal is designed to fit within the context of a number of completed and current adjoining developments within this city block. In its detail the proposal involves the following: 2.2. (i) Demolition of the former Telephone Exchange Building and vaulted foundations 10 and 11 adjacent to the former Harcourt Railway Station buildings, ABP-301931-18 Inspector’s Report Page 3 of 31 (ii) The provision of a nine storey building including two set back storeys (over basement) commercial development with 18,464 sq.m Gross Floor Area of Office Space. (iii) The provision of a new pedestrian link from Harcourt Road through to the existing plaza area west of One Park Place. Providing for access through to Hatch Street Upper from Harcourt Road. (iv) The provision of two retail / restaurant / café units at ground floor to Harcourt Road and Adelaide Road with a GFA of 640sq.m including mezzanine level) and 154 sq.m (including mezzanine level); (v) The provision of a single storey basement level of 2,648 sq.m GFA which would link to the existing basement servicing One, Two and Three Park Place. Vehicular access to the basement is proposed via the existing ramp to Hatch Street Upper at Two and Three Park Place (vi) The provision of 48 no car parking spaces and 193 bicycle parking spaces at the proposed basement level with associated facilities; (vii) Public realm upgrades to Harcourt Road and Adelaide Road linking through to the plaza area west of One Park Place; (viii) All ancillary and associated site development, demolition works, site clearance, infrastructural works, provision of plant at basement and roof levels including photovoltaic panels (ix) The overall development consists of a total 21,906 sq.m GFA. 2.3 The proposal is set out in detail within the suite of reports accompanying the application including • Architectural Design Rationale Report, BKD Architects • Sustainability and TGD L Compliance Report, Varming Consulting Engineers • Photomontages, Brady Shipman Martin • Transport Statement, Arup • Waste Management Plan, Arup ABP-301931-18 Inspector’s Report Page 4 of 31 • Planning Statement, John Spain Associates • Visual & Townscape Impact Assessment, Brady Shipman Martin • Report for Appropriate Assessment, Arup • Hydrogeological Impact Assessment, Arup • Flood Risk assessment, Arup • Drainage and Watermain Planning Report, Arup • Construction Management Plan, Arup • Daylight Analysis, Arup • Conservation Report and Impact Assessment, Cathal Crimmins. 2.4 The proposed design incorporates a colonnade at ground and first floor level to Harcourt Road with provision for a new pedestrian route through from Harcourt Road/ Adelaide Road through to Hatch Street Upper and Iveagh Gardens. Two entrance lobbies are proposed along the Harcourt Road, a design approach intended to provide for activity to the street as well as to facilitate the potential subdivision of the overall office scheme or potential staff entrance and public entrance. Two retail restaurant café uses are proposed with frontage to Adelaide road and to the proposed pedestrian street. The proposed development will known as Four Park Place. 2.5 In response to the Council’s request for additional information the proposal was revised with an additional setback of the sixth and seventh floor to align with the eight floor. Internal reconfigurations also allow for a reduction of opacified sections of glazing and reduction in extent of solid wall to rear. Improvements to the transition with the adjoining Harcourt Building involve the extension of the glazing treatment and projecting horizontal element on the top floor around the corner and along the southwestern façade. The building fronting the Harcourt building is opacified with the service core behind to avoid potential impact on Harcourt Building whilst also providing a lightweight appearance. A terrace at third floor level was also removed. It is proposed to provide for selected colour solid insulated panels on the eastern set ABP-301931-18 Inspector’s Report Page 5 of 31 back elevation at third and fourth floors and provide opacified glazing from fourth to eight floor. 2.6 Application documentation notes that it is envisaged that the new street, although in private ownership and management will be open to the public for maximum of hours to support the retail and restaurant uses. It is anticipated that the through route nature of the street together with the larger retail store on Adelaide Road and Harcourt Road will ultimately increase demand for longer opening hours supporting the existing business during the week and at weekends. A management regime generally as per the existing plaza area is envisaged. 2.7 As regards materials, the palette includes horizontally coursed natural stone to the main façade in conjunction with glazing. At the upper set back levels, the facades are largely glazed with elements of selected colour powder coated flat panel metal. A vertical feature is to be positioned directly over the pedestrian access to the plaza in a selected copper colour aluminium panes and fins. 2.8 A single basement level is provided serving the development to join the existing basement serving One, Two and Three Park Place. Access is via the existing ramp to Hatch Street Upper. A total of 48 car parking spaces are to be provided at basement level along with associated lockers and showers. 3.0 Planning Authority Decision 3.1. Decision 3.1.1 By order dated 30th May 2018. Dublin City Council decided to grant permission for the development and 16 conditions were attached including the following of particular note: ABP-301931-18 Inspector’s Report Page 6 of 31 Condition 2. Requires payment of €989,751.62 in accordance with the Development Contribution Scheme. Condition 3. Requires payment of sum of €536,833.60 in respect of the Luas Cross City Scheme provided for in the Supplementary Development Contribution Scheme. Condition 4. Prior to commencement of development developer to submit revised plans for written agreement indicating relocation of the universal access toilet on the sixth, seventh and eighth floor and provision of clear glazing with no wall behind it for the full length of the north-western elevation on the sixth, seventh and eighth floor.
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